Does every bedroom need its own ensuite? Have you done a furniture layout for your open plan area? It looks like it might be awkward to furnish.

You have to understand the council regulations. The build ratio to open space is very important, for the planet and for your lives. Your build ratio must of exceeded the allowed percentage. Do you know the percentage of the ratio. 60%, 50%?? And what is the built lower floor square metres of your home as shown on the plan you have posted.?

My total top and bottom is 218m2. He said has to be 195m2. So chop 23m2.

Remember 195m2 is after patio, balcony, one 18 m2 garage space, void, top floor stair space is taken out.

I'm not sure about the floor percentage ratio .

Yes I need those ensuites. It's small land so had to squeeze in what I could. SSmall laundry is all I could fit in. HHow does laundry going in garage reduce ground floor m2? Because cdc minuses only 18m2 from GFA. So one car space is not included in GFA. The rest of the garage is included in GFA.

This is not council it's through CDC. Private certifier.

Maybe that 12m2 garage area I can label as garage storage? Or motorbike parking? Or plant room? And get it excluded from gfa.

https://www.millsoakley.com.au/thinking/calculating-gross-floor-area-for-fsr-purposes-in-nsw-everything-you-need-to-know-to-optimize-gfa/

Plant room looks possible

The fsr seems to me 75%. So 75% of 260m2 land is 195m2 gfa. 195m2 is what certifier said I need to obide by.

I think u need to work with the cdc. As u said maybe your block is too small for your plan. One has to change. Bigger block or smaller house.

I think the house is too big for the block. But the garage is too small for two cars anyway so take space from there. Are you planning on having a clothes line? Access may be a problem. You also don’t look to have access to the backyard for any gardening equipment except through the house. And you really need to add furniture to scale, currently the main bed is smaller than the other bedrooms and at proper size you may not be able to get in the WIR.

The main room is bigger than others. I checked the m2 for it not including it's wir, and robes.

Can I turn media room into plant room to get it excluded from gfa?

the purpose of GFA regs is to ensure that there's a reasonable amount of outdoor area and inside rooms meet specific purposes so it's not possible to rename random spaces hoping to reduce the size of the GFA without making sure that the individual rooms are still suitable for purpose...as already stated, the original house is too big for the block and all the extra bathrooms means bedroom have to be rearranged to fit the smaller space and new location for the master WIW allows for more privacy between bedrooms but the best way to satisfy GFA is to carefully resize all the rooms and outdoor areas so my suggestions still has five bathrooms but, despite now being reduced to GFA of 195sqm, there's now more space for outdoor services, bigger garden and alfresco with easy access to the backyard and, adding furniture, helps explain how the new room sizes reduces the size of the whole house while still retaining comfortable spaces...some compromises are essential and you will need to make careful choice of suitable sized fixtures for all the bathroom but this floor plan should be ok

If you explain the many bathrooms I'm certain a better plan can be found to give same functionality with less waste.

Macyjean, extended family so would like to keep the number of bathrooms.

Oklouise that's a nice floor plan you made. Love it. Very functional. The alfressco will be excluded from gfa.

But I don't think alfressco can be that close to the back boundary?

Because cdc guidelines says teat setback to be 3000mm. Or it doesn't apply to alfresscos?

Oklouise, does that alfressco have a roof?

It looks like a boarding house.

If it is for family, what sort?

Simply giving each bedroom its own bathroom is not providing for mobility needs for older members or convenience for children. Speaking of mobility, is downstairs split level? Also have you upgraded soundproofing?

The bizarre juxtaposition of the generosity of individual bathrooms and walk-in cupboards versus no family bathtub and an inadequate laundry affects future resale value. I have to say it because I've seen too many houses on the market like that, with too much but at the same time not enough. More is not always better, better is better.
Where's north? On such a block you probably can't do much about that, but nor do you want to make it worse.

Oklouise, one more thing, I am only allowed single garage so only 18m2 is exempt. Rest goes towards gfa.

my plans shows a small double garage but 18sqm is not included in the GFA and i would check with your certifier if you are only allowed one garage space but keep in mind that 5.5m x 5.5m isn't a very big garage and the alfresco can be built as a long 2m deep verandah across the back of the whole house if you need the alfresco to be setback 3m from rear fence but check with your certifier

Yea I can just cut 2 meter at the back of the house and convert to alfressco. And keep the 3 m setback but I really like your plan, I'll see if certifier allows me to have that 900mm setback alfressco. Because that gives me alot to play with.

Yea I'm allowed only one garage. So rest is included in gfa. I will check if I can wall out the single garage. The sliding door will be removed. So it's like a motorbike/bins carport. That would be exempt I believe?

YOU DON'T NEED TO CUT 2 METRES OFF THE BACK OF THE HOUSE as that would spoil the kitchen and family room!!! my plan already has 5m from back of house to back fence and my suggested alfresco at right angles to the house gives more light into family room but, if essential to have 3m from back of alfresco to rear fence then a 2m deep verandah across the full width of the house would give you some covered outdoor area with 3m left over to the back fence

Yea in your plan you already have 5.3 m setback. Mine doesn't. Can you send a draw up of that verandah idea?

the plan i already posted with the alfresco close to rear fence does have distance to rear fence of 5.3m and please check with your certifier before i spend many more hours on new variations

Anitesh Kumar. An alfresco or a verandah are the same thing…..they give outside cover. oklouise's wonderful plan is showing a square outdoor covered area , or it could be a 2m wide, long covered area. Same usage. The question you need to ask your certifier. Can an outdoor area with a roof but three sides open, be excluded from your GFA. Or could you have a pergola, which is an outdoor area with NO solid roof.

I don’t want to encourage over density building but plenty of people build a ln open deck and then add roofing or weather protection later on.